474 163rd Pl · Calumet City, IL 60409

$109,900

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 191 Days on market

Built 1955 Est $140k · 21% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Exciting opportunity! This brick and frame Ranch offers 3 bedrooms, 1 bath full bath and a 2-car detached garage. This property is waiting for the right owner to unlock its full potential and turn it into a stunning home. Conveniently located near shopping, restaurants and transportation, this home is ideal for a first-time buyer ready to transform it into a fabulous living space or an investor looking to add to their rental portfolio.

Key facts

• 2 garage spots
• Built 1955
• Listed 191 days

Property features AI

Finance

• Other: Property assessed living area source: Assessor
• HOA & community: No master association fee required

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; One-story; Fee simple ownership; Built before 1978
• Construction: Brick and frame construction; House is approximately 71–80 years old
• Exterior features: Lot less than 0.25 acre; Lot dimensions listed as 0.14

Interior

• Kitchen: Kitchen on the main level (17 x 9)
• Bedrooms: Three bedrooms (all on the main level); Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 8.2% in Calumet City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#330 in IL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• Thornton Fractional Twp Hsd 215 (suburban): math 9% / reading 13% proficiency, ranked #563 of 620 in IL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.2%/yr); 198 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6,272 units permitted in Cook County in 2024 (4,658 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $110k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $139,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1269 Arthur St	0.61mi	3/1.5	999 (0%)	2mo	$168,000	$168	67
1554 Burnham Ave	0.39mi	2/1.0 (-1)	945 (-5%)	2mo	$125,000	$132	66
1394 Forest Pl	0.19mi	3/1.0	1,147 (+15%)	2mo	$81,000	$71	65
1531 Lincoln Ave	0.37mi	3/1.0	1,109 (+11%)	1mo	$170,000	$153	64
1382 Burnham Ave	0.20mi	3/1.5	1,147 (+15%)	1mo	$105,000	$92	63
17115 Park Ave	0.70mi	3/1.0	1,030 (+3%)	2mo	$179,999	$175	61
1263 Mackinaw Ave	0.46mi	3/1.5	1,102 (+10%)	1mo	$175,900	$160	58
1374 Kenilworth Dr	0.40mi	3/2.0	1,111 (+11%)	0mo	$138,000	$124	58
116 163rd St	0.42mi	3/1.0	1,125 (+13%)	1mo	$61,500	$55	58
1261 Balmoral Ave	0.68mi	3/1.5	1,055 (+6%)	2mo	$172,000	$163	56
43 162nd Pl	0.49mi	3/2.5	1,135 (+14%)	0mo	$159,000	$140	48
16 164th Pl	0.54mi	4/1.5 (+1)	1,122 (+12%)	2mo	$85,000	$76	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.17% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.68×
• Total profit: $20,989
• Equity at exit: $16,386

10-year hold

• IRR: 27.1%
• Equity multiple: 3.76×
• Total profit: $84,846
• Equity at exit: $9,502

Cash invested: $30,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60409

• Home prices YoY: -27.6%
• Rents YoY: 6.2%
• Active inventory: 198
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $525

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 63%

Sensitivity live

Price	-10% $601	-5% $563	+0% $525	+5% $487	+10% $449
Rent	-10% $396	-5% $461	+0% $525	+5% $589	+10% $653
Rate	-1.0pp $580	-0.5pp $553	base $525	+0.5pp $496	+1.0pp $467

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	25d	1	0.36mi
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	12d	1	0.45mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	21d	1	1.02mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	3d	1	1.02mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	17d	1	1.03mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	25d	1	1.03mi
3023 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	1000	$1,600	$1.60	1d	1	1.04mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	25d	1	1.05mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	13d	1	1.12mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	25d	1	1.12mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	25d	1	1.25mi
3020 178th St Unit C1 Lansing, IL	2.0	1.0	900	$1,550	$1.72	1d	1	1.48mi
3020 178th St Apt C7 Lansing, IL	2.0	1.0	900	$1,550	$1.72	25d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $109,900 Active 191 DOM
2. 2026-06-17
   days on market $109,900 Active 190 DOM
3. 2026-06-16
   days on market $109,900 Active 189 DOM
4. 2026-06-15
   days on market $109,900 Active 188 DOM
5. 2026-06-13
   days on market $109,900 Active 186 DOM
6. 2026-06-09
   days on market $109,900 Active 182 DOM
7. 2026-06-08
   days on market $109,900 Active 181 DOM
8. 2026-06-07
   days on market $109,900 Active 180 DOM
9. 2026-06-04
   days on market $109,900 Active 177 DOM
10. 2026-06-03
    days on market $109,900 Active 176 DOM
11. 2026-06-02
    days on market $109,900 Active 175 DOM
12. 2026-06-01
    days on market $109,900 Active 174 DOM
13. 2026-05-31
    days on market $109,900 Active 173 DOM
14. 2026-03-11
    price $109,900
15. 2026-01-21
    price $114,900
16. 2025-12-09
    listed $124,900 Active
17. 2023-01-02
    historical
18. 2022-12-05
    listed Active
19. 2010-01-31
    historical
20. 2009-12-01
    price Price Change
21. 2009-10-12
    price
22. 2009-10-08
    price Price Change
23. 2009-09-28
    price Price Change
24. 2009-09-22
    price Price Change
25. 2009-08-25
    price Price Change
26. 2009-08-18
    price Price Change
27. 2009-08-11
    status Active
28. 2009-08-03
    historical
29. 2009-07-24
    listed New
30. 1999-12-15
    soldstatus $66,000
31. 1996-04-18
    soldstatus $62,000
32. 1986-07-03
    soldstatus $45,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,508
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$3,197
• Taxable income: $4,836
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $5,137/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Thornton Fractional Twp Hsd 215
• NCES district ID: 1738940
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 13% ▼ -3.00%
• Median HH income: $48,207
• Composite: 10.27/100
• National rank: #9793
• State rank: #563 of 620 in IL

Livability — Calumet City

• Score: 71/100
• State rank: #330
• US rank: #6552

Category grades

Amenities F Commute A+ Cost of living A+ Crime D- Employment C- Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calumet City, IL
• County: Cook County · 4,486,803 people
• City population: 35,100
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 35,100
• Household income: $55,369
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2415.0

Population outlook (Cook County) Hauer SSP2

• Today (2025): 5,347,519 people
• By 2030: 5,357,703 · +0.2%
• By 2040: 5,324,924 · -0.4%
• By 2050: 5,230,762 · -2.2%
• By 2075: 4,785,735 · -10.5%
• By 2100: 4,188,836 · -21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 15% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 14%

Political lean MEDSL · Cook

• 2024 margin: Solid D (+42.0) · D 70.4% · R 28.4% · Other 1.2%
• 2008→2024 swing: -11.4pp toward R · 2008: 53.4pp · 2024: 42.0pp
• All cycles: 2024: D+42.0 2020: D+50.3 2016: D+53.0 2012: D+49.4 2008: D+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.01%
• Current HPI: 197.2137
• Rent YoY: ▲ 6.17%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+141.5% since first listed

19 events — show timeline

• 2026-03-11 Price Changed $109,900 MRED as Distributed by MLS Grid
• 2026-01-21 Price Changed $114,900 MRED as Distributed by MLS Grid
• 2025-12-09 Listed $124,900 MRED as Distributed by MLS Grid
• 2023-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2022-12-05 Listed — MRED as Distributed by MLS Grid
• 2010-01-31 Listing Removed — MRED as Distributed by MLS Grid
• 2009-12-01 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-12 Price Changed — MRED as Distributed by MLS Grid
• 2009-10-08 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-28 Price Changed — MRED as Distributed by MLS Grid
• 2009-09-22 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-25 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-18 Price Changed — MRED as Distributed by MLS Grid
• 2009-08-11 Relisted — MRED as Distributed by MLS Grid
• 2009-08-03 Listing Removed — MRED as Distributed by MLS Grid
• 2009-07-24 Listed — MRED as Distributed by MLS Grid
• 1999-12-15 Sold (Public Records) $66,000 Public Records
• 1996-04-18 Sold (Public Records) $62,000 Public Records
• 1986-07-03 Sold (Public Records) $45,500 Public Records

Property tax history

+5.4%/yr

Latest (2023): $7,891 · +29.9% YoY. Source: county tax records.